3524 E Ave R #109 · Palmdale, CA 93550

$299,000

4 bd · 2.0 ba · 1,674 sqft · Manufactured · 353 Days on market

Built 2024 4,000 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand New Architectural large 4 bed 2 bath manufactured home. Nearly 1800 square feet. Near ten foot flat ceiling through entire home. 13 Foot Tall skylights. Entire home encircled with upper windows just below roof line. Large Chef's island kitchen. Includes Buyer's choice of Natural Stone counters to be installed in kitchen. Custom soft closing drawers and cabinets. State of the art steel appliances. Open floor plan. Huge spacious open living room, bathed in sunlight. Large master bedroom with great natural light. Spa like luxury master bathroom with 2 person walk in shower and his / her sinks. Master bedroom on one side of the home, and the other 3 bedrooms and bathroom on the other si

Key facts

• Open floor plan
• Soft closing drawers
• 4,000 sq ft lot

Tags

• TEN FOOT FLAT CEILING
• 13 FOOT TALL SKYLIGHTS
• CHEF'S ISLAND KITCHEN
• NATURAL STONE COUNTERS
• SOFT CLOSING DRAWERS
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Manufacturer: Fleetwood; Model: Coronado; Length: 62 ft; Width: 27 ft; Serial numbers: FLE220CA24-42258A, FLE220CA24-42258B; Dec/ID: FLE220CA24; RAD15684228, RAD15684229
• Financial info: Space rent / new space rent: $925; Deposit: $925
• HOA & community: Sagetree Village park with clubhouse/rec room, recreation area, gym, pool and spa/hot tub; All ages park

Exterior

• Security: Park security person
• Utilities: Individual meter; Cable TV available; Natural gas
• Home design: Mobile/manufactured home (Fleetwood Coronado, 2024); Single-level (mobile home); Space number 109
• Construction: Siding exterior; Composition shingle roof; Skirted
• Exterior features: Rear fencing; Awning on unit

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Gas range; Trash disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Dishwasher; Refrigerator; Microwave; Gas range; Trash disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.5% in Palmdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Palmdale Elementary (suburban): math 20% / reading 31% proficiency, ranked #1,147 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.8%/yr); 408 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $3,086/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 4384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $177,444
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 E R Ave #256	0.17mi	3/2.0 (-1)	1,680 (+0%)	21mo	$170,000	$101	69
3524 Avenue R #228	0.17mi	4/2.0	1,600 (-4%)	23mo	$170,000	$106	65
3524 E Avenue R #258	0.17mi	4/2.0	1,440 (-14%)	13mo	$185,000	$128	58
3524 E Avenue R Spc 73 Unit .	0.17mi	3/2.0 (-1)	1,536 (-8%)	21mo	$150,000	$98	56
3524 E Ave R #71	0.17mi	4/2.0	1,440 (-14%)	19mo	$160,000	$111	53
3255 E Ave R #65	0.50mi	3/2.0 (-1)	1,512 (-10%)	13mo	$184,000	$122	45
3255 E Avenue R #269	0.50mi	3/2.0 (-1)	1,440 (-14%)	5mo	$139,000	$97	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-28,538
• Equity at exit: $44,582

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-9,405
• Equity at exit: $25,852

Cash invested: $83,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93550

• Home prices YoY: -29.4%
• Rents YoY: 1.8%
• Active inventory: 408
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,086 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $372

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 83%

Sensitivity live

Price	-10% $578	-5% $475	+0% $372	+5% $268	+10% $165
Rent	-10% $128	-5% $250	+0% $372	+5% $494	+10% $615
Rate	-1.0pp $522	-0.5pp $448	base $372	+0.5pp $294	+1.0pp $215

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37347 Waterman Ave Palmdale, CA	3.0	2.0	1383	$3,350	$2.42	0d	1	0.55mi
3559 E Avenue R14 Palmdale, CA	4.0	2.5	1483	$2,895	$1.95	0d	1	0.62mi
4206 East Avenue Q-14 Unit Q14 Palmdale, CA	3.0	2.0	1150	$2,850	$2.48	0d	1	0.72mi
37333 Scranton Ct Palmdale, CA	3.0	2.0	1756	$2,850	$1.62	25d	1	0.75mi
38532 33rd St E Palmdale, CA	4.0	2.0	1157	$2,646	$2.29	0d	1	1.00mi
4636 Blue Ridge Ave Palmdale, CA	3.0	2.0	1526	$3,000	$1.97	25d	1	1.04mi
38527 Pond Ave Palmdale, CA	4.0	2.0	1300	$3,200	$2.46	0d	1	1.04mi
37526 Rose St Palmdale, CA	3.0	2.0	1361	$3,150	$2.31	0d	1	1.10mi
3138 E Avenue Q4 Palmdale, CA	4.0	2.0	1318	$2,646	$2.01	0d	1	1.14mi
2658 Greenwood Ct Palmdale, CA	4.0	3.0	2043	$3,499	$1.71	0d	1	1.22mi
36905 Pond Ave Palmdale, CA	4.0	3.0	1908	$2,850	$1.49	2d	1	1.24mi
38638 31st St E Palmdale, CA	4.0	2.0	1186	$2,700	$2.28	11d	1	1.25mi
2620 Sparkling Water Ct Palmdale, CA	4.0	3.0	2043	$2,745	$1.34	0d	1	1.28mi
36935 26th St E Palmdale, CA	4.0	2.0	1530	$2,300	$1.50	7d	1	1.34mi
38659 Angele Trumpet Ct Palmdale, CA	3.0	2.0	1453	$2,950	$2.03	0d	1	1.46mi
36741 30th St E Palmdale, CA	3.0	2.0	1600	$2,995	$1.87	0d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $299,000 Active 353 DOM
2. 2026-06-18
   days on market $299,000 Active 350 DOM
3. 2026-06-17
   days on market $299,000 Active 349 DOM
4. 2026-06-16
   days on market $299,000 Active 348 DOM
5. 2026-06-15
   days on market $299,000 Active 347 DOM
6. 2026-06-13
   days on market $299,000 Active 345 DOM
7. 2026-06-13
   days on market $299,000 Active 344 DOM
8. 2026-06-09
   days on market $299,000 Active 341 DOM
9. 2026-06-08
   days on market $299,000 Active 340 DOM
10. 2026-06-07
    days on market $299,000 Active 339 DOM
11. 2026-06-04
    days on market $299,000 Active 336 DOM
12. 2026-06-03
    days on market $299,000 Active 335 DOM
13. 2026-06-02
    days on market $299,000 Active 334 DOM
14. 2026-06-01
    days on market $299,000 Active 333 DOM
15. 2026-05-31
    days on market $299,000 Active 332 DOM
16. 2025-06-04
    historical
17. 2025-06-04
    listed $299,000 Active
18. 2025-01-01
    listed $299,000 Active
19. 2023-08-24
    status Pending Sale
20. 2023-08-24
    historical
21. 2023-08-23
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 4 d/yr ≥100°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,032
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,963
• − Management: −$2,963
• − Depreciation: −$8,698
• Taxable loss: −$320
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $4,536/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palmdale Elementary
• NCES district ID: 0629580
• Math proficiency: 20% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $48,652
• Composite: 25.34/100
• National rank: #12888
• State rank: #1147 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

Amenities F Commute B- Cost of living F Crime F Employment B- Housing A+ Health & safety D- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 80,645
• Household income: $62,078
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 4384.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 15% Black 14% White 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Foreign-born: 26% · Canada
• Languages at home: 42% English-only · Spanish 55% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.38%
• Current HPI: 440.8844
• Rent YoY: ▲ 1.76%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+564.4% since first listed

6 events — show timeline

• 2025-06-04 Listed $299,000 AVMLS
• 2025-06-04 Listing Removed — CRMLS
• 2025-01-01 Listed $299,000 CRMLS
• 2023-08-24 Pending — CRMLS
• 2023-08-24 Listing Removed — CRMLS
• 2023-08-23 Listed $45,000 CRMLS